3q 2019 presentation · this presentation shall be read in conjunction with the financial...

SABANA Shari’ah Compliant Industrial REIT

3Q 2019 Financial Results Presentation

24 October 2019, Thursday

2

Important Notice

This presentation shall be read in conjunction with the financial information of Sabana Shari’ah Compliant Industrial Real Estate Investment Trust

(“Sabana REIT” or the “REIT”) for the third quarter from 1 July 2019 to 30 September 2019 (“3Q 2019”).

This presentation may contain forward-looking statements that involve risks and uncertainties. Actual future performance, outcomes and results may differ

materially from those expressed in forward-looking statements as a result of a number of risks, uncertainties and assumptions.

Representative examples of these factors include (without limitation) general industry and economic conditions, interest rate trends, cost of capital and capital

availability, competition from similar developments, shifts in expected levels of property rental income, changes in operating expenses, including employee

wages, benefits and training, property expenses and governmental and public policy changes and the continued availability of financing in the amounts and the

terms necessary to support future business. You are cautioned not to place undue reliance on these forward-looking statements, which are based on current

view of management on future events.

Any discrepancies in the tables included in this presentation between the listed amounts and total thereof are due to rounding.

Disclaimer

Agenda

01 Results Review: Key Highlights for 3Q 2019

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02 Results Review: Financial Performance

and Capital Management

03 Results Review: Portfolio Performance

04 Outlook and Key Takeaways

05 Appendix: Distribution Details

3Q 2019 Financial Highlights

DPU

Gross Revenue

(S$)

20.17m

DPU

Net PropertyIncome

(S$)

13.91m

DPUAmount for Distribution

(S$)

8.21m

DPU

DPU(Cents)

0.78

3Q 2018: S$19.86m 3Q 2018: S$12.63m 3Q 2018: S$8.07m 3Q 2018: 0.77 cents

Summary

� Distributable amount declared to Unitholders of S$8.2 million

� Executing on Phase 2 of refreshed strategy to undertake AEIs:• Evaluating rental offers from prospective retail/F&B tenants at New Tech Park• Completed refurbishment at 8 Commonwealth Lane

� Continues to actively manage and optimise portfolio:• Secured new master tenant for 18 Gul Drive - a global chemical supplier that is part of a major U.S. listed MNC• In talks with potential anchor tenant(s) at 3A Joo Koon Circle• Secured 8 new leases totaling 75,897 sq ft in 3Q 2019, double the number from 33,055 sq ft in 2Q 2019

For the quarter ended 30 September 2019

4

AEI to drive long-term growth progressing as planned

New Tech Park represents approx. one third of portfolio value

� Evaluating rental offers from prospective retail/F&B tenants

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1st stage of AEI - add up to 3,243 sqm (34,906 sq ft) of space for commercial use

New Tech Park at present

Enhancing our assets to drive long-term growth

6

Refurbishment at main lobby

8 Commonwealth Lane

Refurbishment of the main lobby

Before refurbishment

Recap: Refreshed Strategy with 3 Phases

Undertake Asset Enhancement Initiatives

Potential Yield-Accretive

Acquisitions including Overseas

a. Divesting Non-Performing and Mature Assets

b. Continue to Actively Manage and Optimise Portfolio

� Prudent Capital and Risk Management� Ongoing Cost Rationalisation

ALL UNDERPINNED BY

Focus for 2018 and 2019 2020 and beyond

PHASE 3PHASE 2PHASE 1

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Agenda

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Financial Performance At a Glance (YoY)

For the quarter ended 30 September 2019

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(in S$'000) 3Q 2019 3Q 2018Variance

(%)

Gross revenue 20,165 19,855 1.6

Net property income (“NPI”) 13,913 12,633 10.1

Total amount declared to Unitholders 8,212 8,072 1.7

Distribution per unit (“DPU”) (cents) 0.78 0.77 1.3

DPU increased:- Higher NPI due to improved occupancies for 508 Chai Chee

Lane, 23 Serangoon North Avenue 5, 8 Commonwealth Laneand 2 Toh Tuck Link.

- Higher non-tax chargeable effects of recognising rental incomeon a straight-line basis over the lease term

- Lower profit expense

NPI increased:- Higher contribution from improved occupancies at 508 Chai

Chee Lane, 23 Serangoon North Avenue 5, 8 CommonwealthLane and 2 Toh Tuck Link

- One-off recovery of revenue relating to prior usage of commonarea from tenants of 151 Lorong Chuan and 2 Toh Tuck Link

- Lower property expenses- Partially offset by non-contribution from 9 Tai Seng Drive which

was divested on 10 January 2019 and lower contribution from151 Lorong Chuan, 15 Jalan Kilang Barat and 39 Ubi Road 1due to lower average occupancies

Net Finance Costs lower:- Lower profit expense arising from lower average outstanding

borrowings following the repayment of S$100.0 million TrustCertificates Series II on 3 April 2019

- Partially offset by the recognition of finance cost on leaseliabilities upon the adoption of FRS 116

Financial Performance At a Glance (YTD)For the period ended 30 September 2019

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DPU declined:- Lower NPI amid a challenging market and portfolio

optimisation- Higher non-tax chargeable effects of recognising rental income

on a straight line basis over the lease term- Partially offset by lower profit expense and capital gains

distribution of approximately S$1.24 million in 1Q 2019

NPI reduced:- Lower contribution from 9 Tai Seng Drive due to its divestment

in 1Q 2019- Absence of one-time recovery of revenue and the absence of

writeback of previously impaired losses on trade receivablesmainly arising from the recovery of trade receivables from theex-master tenant of 6 Woodlands Loop in 1Q 2018

- Lower contribution due to lower average occupancies at 151Lorong Chuan, 34 Penjuru Lane, 15 Jalan Kilang Barat, 39 UbiRoad 1 and 123 Genting Lane

- Lower contribution from 21 Joo Koon Crescent due to expiry ofprevious master lease in 3Q 2018 and the new master leaseonly commencing in November 2019;

- Partially offset by higher contribution from 508 Chai CheeLane, 23 Serangoon North Avenue 5, 8 Commonwealth Laneand 2 Toh Tuck Link due to improved occupancies

- One-off recovery of revenue relating to prior usage of commonarea from tenants of 151 Lorong Chuan and 2 Toh Tuck Link

Net Finance Costs increased:- Recognition of finance cost on the lease liabilities upon

adoption of FRS 116- Excluding the FRS 116 effects, the net finance costs

significantly reduced by 16.6% y-o-y on lower averageoutstanding borrowings following the repayment of S$100.0million Trust Certificates Series II on 3 April 2019

(in S$'000) 9M 2019 9M 2018Variance

(%)

Gross revenue 56,894 60,938 (6.6)

Net property income (“NPI”) 38,606 39,789 (3.0)

Total amount declared to Unitholders 22,663 25,955(2) (12.7)

- from operations

- from capital gains 21,420

1,243(1)25,955

-

(17.5)

NM

Distribution per unit (“DPU”) (cents) 2.15 2.47(2) (13.0)

- from operations

- from capital gains2.03

0.12(1)2.47

-

(17.8)

NM

NM denotes “not meaningful”

(1) Includes distribution of approximately S$1.24 million of capital gains, arising from the divestment of properties from prior periods, in 1Q 2019 only.(2) The Manager forgone 20% of its fees, approximately S$238,000, for 1Q 2018 only.

Preserving Balance Sheet Resilience

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(S$’000)As at

30 Sep 2019As at

31 Dec 2018

Investment properties 938,990 869,200

Investment properties held fordivestment

15,604 110,550

Other assets 7,191 9,659

Total assets 961,785 989,409

Borrowings, at amortised cost 270,351 361,709

Other liabilities 98,114 23,222

Total liabilities 368,465 384,931

Net assets attributable to Unitholders 593,320 604,478

Units in issue (units) 1,053,083,530 1,053,083,530

NAV per unit (S$) 0.56 0.57

Adjusted NAV per unit (1) (S$) 0.56 0.57

Maintained robust balance sheet- Adoption of FRS 116 Leases on 1 January 2019

which the Group had recognised Right-of-Use(“ROU”) assets on their existing land leases withJTC and the corresponding lease liabilities

- Decrease in investment properties held fordivestment due to divestment of 9 Tai SengDrive on 10 January 2019

- Decrease in borrowings mainly due to therepayment of the S$100.0 million TrustCertificates Series on 3 April 2019, largely fromthe proceeds from the divestment of 9 Tai SengDrive.

(1) Excludes the amount of approximately S$8.2 million (31 December 2018: S$7.4 million) for distribution for the quarter ended 30 September 2019.

As at 30 Sep 2019

As at 31 Dec 2018

Borrowings S$271.0 million S$363.0 million

Aggregate leverage(1) 30.8%(2) 36.8%

Proportion of total borrowings on fixed rates 36.9%(3) 71.6%

Average all-in financing cost(4) 4.1% 4.2%

Term CMF S$120.0 million S30.0 million

Revolving CMF - S$13.0 million

Term Murabahah Facility S$70.0 million S$70.0 million

Revolving Murabahah Facilities S$51.0 million S$30.0 million

Trust Certificates - S$100.0 million

Term Loan Facility S$30.0 million S$30.0 million

Weighted average tenor of borrowings 1.0 years 1.3 years

Profit cover(5) 4.8 times 3.7 times

Unencumbered assets(6) S$133.9 million S$240.8 million

Continued Capital Structure Optimisation

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Reduced aggregated leverage, largely due to the repayment of Trust Certificates using the net proceeds from the divestment of 9 Tai Seng Drive- To 30.8% as at 30 September 2019, down from 36.8% as at 31 December 2018

Average all-in financing cost of 4.1% as at 30 September 2019 (31 December 2018: 4.2%)

(1) Ratio of total borrowings and deferred payment over deposited property as defined in the Property Funds Appendix of the Code on Collective Investment Schemes.(2) Lease liabilities and right-of-use assets (included in investment properties and investment properties held for divestment) are excluded from the computation of aggregate leverage.(3) Proportion of total borrowings on fixed rates is less than 70.0% due to S$90.0 million of Term CMF B and Term CMF C maturing within 6 months are left unhedged until it is refinanced.(4) Inclusive of amortisation of transaction costs.(5) Ratio of net property income over profit expense (excluding effects of FRS116, amortisation of transaction costs, finance costs on lease liabilities and other fees) for 3Q 2019 (31 December 2018: 4Q 2018).(6) Based on latest valuation as at 30 June 2019 (2018: 31 December 2018).

(1) Excludes S$18.0 million undrawn Revolving CMF.(2) Excludes S$2.0 million undrawn Revolving Murabahah Facilities.

Borrowings Maturity Profile

S$

mill

ion

(1)

Maturities of total outstanding borrowings of S$271.0 million

As at 30 September 2019

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30.0

90.070.0

30.0

51.0 (2)

0.0

50.0

100.0

150.0

200.0

2019 2020 2021

Term CMF Term Murabahah Facility Term Loan Facility Revolving Murabahah Facility

30.0

90.0 (1)

151.0 (2)

Agenda

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18 Properties Across 4 Industrial Segments

38.6%

37.8%

13.7%

9.9%

Our properties are diversified into four industrial segments across Singapore, close to expressways and public

transportation.

Asset Breakdown by NLA for 3Q 2019(1)

Gross Revenue by Asset Type for 3Q 2019(1)

(1) As at 30 September 2019.

High-tech Industrial

Chemical Warehouse & Logistics

Warehouse & Logistics

General Industrial

Total GFA (sq ft)

4.1 millionTotal NLA (sq ft)

3.4 millionTenant Base

110 tenantsPortfolio Value

S$872.2 million

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54.4%29.0%

8.4%

8.2%

Occupancy

As at 30 Sep 2019

As at 30 Jun 2019

Total portfolio GFA 4,127,767 sq ft 4,127,767 sq ft

Portfolio occupancy

7 properties, master leases(1) 100.0% 100.0%

10 properties, multi-tenanted(2) 75.3% 79.4%

18 properties, total portfolio(3) 80.6% 83.2%

Weighted average master lease term to expiry(4) 2.5 years 1.7 years

Weighted average unexpired lease term for the underlying land(5) 31.6 years 31.8 years

Weighted average portfolio lease term to expiry(6) 2.8 years 2.4 years

(1) 5 triple net, 2 single net master leases. 1 forward single net master lease has been signed at 18 Gul Drive.(2) 151 Lorong Chuan, 8 Commonwealth Lane, 15 Jalan Kilang Barat, 23 Serangoon North Avenue 5, 508 Chai Chee Lane, 34 Penjuru Lane, 2 Toh Tuck Link, 10 Changi South Street 2, 123 Genting Lane and 39 Ubi Road 1.(3) By Net Lettable Area (“NLA”). 1 Tuas Avenue 4 is currently vacant.(4) Weighted by gross rental income (master leases of 7 properties, including 1 forward/new master lease at 18 Gul Drive).(5) Weighted by Gross Floor Area (“GFA”).(6) Weighted by gross rental income (7 master properties and 10 multi-tenanted properties, including 1 forward/new master lease at 18 Gul Drive). 16

Multi-tenanted would be 82.7% Total portfolio would be 85.4%

if not for the early settlement and termination of lease at 10

Changi South Street 2

Portfolio Occupancy

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84.4% 82.4% 83.2% 80.6%

0%

20%

40%

60%

80%

100%

4Q 2018 1Q 2019 2Q 2019 3Q 2019

(1) 19 properties.(2) 18 properties.

(2)(2)(2)(1)

Long Weighted Average Leasehold For Underlying Land

(1) As at 30 September 2019.

Percentage of unexpired land lease term by GFA(1)

10.0%7.1%

-

21.9%

47.6%

13.4%

-

2032 - 2036 2037 - 2041 2042 -2046 2047 -2051 2052 - 2056 2057- 2061 Beyond 2061

Long underlying land leases, with an average of 31.6 years by GFA

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Diverse Base of Tenants at Multi-Tenanted Buildings

As at 30 Sep 2019 As at 30 Jun 2019

Total NLA (sq ft) 3,357,126(1) 3,361,440Total number of tenants(2) 103 102Weighted average lease term to expiry (year)(3) 2.8 2.9

No concentration in any single trade sector exceeding 17%

Tenants’ industry diversification by NLA(4)

(1) Adjusted due to reconfiguration of space (AEI at 151 Lorong Chuan).(2) Excludes master tenants.(3) Weighted by tenancy gross rental income. (4) As at 30 September 2019.

Logistics8.6%

F & B1.0%

Info Technology6.8%

R & D1.1%

Storage6.4%

Telecommunication & Data Warehousing

11.5%

General Manufacturing Industries1.4%

Electronics16.6%

Chemical8.7%

Construction & Utilities1.6%

Engineering6.4%

Healthcare6.0%

Printing2.2%

Fashion & Apparel7.8%

Others13.9%

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Balanced and Proactive Lease Management

Lease Expiry by NLA(1)Lease Type by NLA for 3Q 2019(1)

(1) As at 30 September 2019.(2) Excludes 18 Gul Drive as a new forward master lease has been signed

Multi-tenanted66.4%

Master Leases33.6%

20

7.6%(2)

20.3%

4.4%7.9%

3.2%

19.4%

9.6% 9.8%

9.3%

8.5%

0.00%

5.00%

10.00%

15.00%

20.00%

25.00%

30.00%

35.00%

40.00%

2019 2020 2021 2022 2023 Beyond 2023

Master Lease Multi-tenanted

Manager has begun active

negotiations to renew leases

Agenda

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Singapore Economy Snapshot

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Outlook

� Based on advance estimates by the Ministry of Trade & Industry (“MTI”), Singapore’s Gross Domestic Product (“GDP”) growth continued to moderate, at 0.1% on a y-o-y basis in 3Q 2019. This was flat on the 0.1% growth in 2Q 2019, and down from the 1.1% growth in 1Q 2019.(1)

� Economists predict a y-o-y growth in 3Q 2019 is likely to come in at 0.3%.(2)

� Overall rent reversion for 2019 is likely to remain negative, with JTC Corporation data showing continued oversupply and island-wide vacancy, and industrial rents rising slightly by 0.1% y-o-y as at 3Q 2019.(3)

Singapore Economic Outlook

� The moderation of the Industrial Government Land Sales (IGLS) programme. (4)

� Rents for multiple-user factories and warehouses are likely to face some downward pressure while rental growth for business park space and hi-tech industrial space are likely to remain relatively positive.(4)

� Meanwhile, JLL expects logistics rents and capital values to remain stable in 4Q 2019 barring any unforeseen shocks.(5)

CBRE on the other hand, said the economic slowdown is expected to affect sentiments, which may suppress overall industrial rental values.(6)

Industry Property Outlook

� Challenging macro conditions may affect leasing demand in short to medium term.

� Proactive lease and asset management will support DPU contribution:

� Secured new master lease tenant for 18 Gul Drive

� In talks with potential anchor tenant(s) at 3A Joo Koon Circle

� Secured 8 new leases totaling 75,879 square feet in 3Q 2019

� Amid challenging market conditions, the Manager continues to focus on active lease and asset management and progressing on the AEI, as it executes its refreshed strategy.

Sabana REIT

Sources:(1) “Singapore’s GDP Grew by 0.1 Per Cent in the Third Quarter of 2019”. Ministry of Trade & Industry. 14 October 2019.(2) “MAS Survey of Professional Forecasters: September 2019”. Monetary Authority of Singapore. Retrieved 11 October 2019.(3) “Quarterly Market Report Industrial Properties Third Quarter 2019”. JTC Corporation. 24 October 2019.(4) “Singapore Q3 2019 Real Estate Times”. Edmund Tie. October 2019.(5) “Property Market Monitor.” JLL Singapore. 16 October 2019.(6) “CBRE Marketview, Singapore, Q3 2019”. CBRE Research. 16 October 2019. 23

Key Takeaways

RESULTS

� Higher DPU performance amidst increasingly challenging market

� Continued balance sheet resilience and remained well capitalised to meet commitments

� Positive rental reversion of 5.5%

STRATEGY

� Executing on Phase 2 of Refreshed Strategy to undertake AEIs:

• Evaluating rental offers from prospective retail/F&B tenants at New Tech Park

• Completed refurbishment at 8 Commonwealth Lane

� Continues to actively manage and optimise portfolio:

• Secured new master tenant for 18 Gul Drive - a global chemical supplier that is part of a major U.S.-listed MNC

• In talks with potential anchor tenant(s) at 3A Joo Koon Circle

• Secured 8 new leases totaling 75,879 sq ft in 3Q 2019, double the number 33,055 sq ft

MARKET OUTLOOK

� Muted performance expected for the remaining of 2019 amid challenging market conditions

� Negative reversionary rents likely for 2019 with over-supply of industrial space in Singapore and broader geopolitical and economicuncertainty

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Sabana Real Estate Investment Management Pte. Ltd.

151 Lorong Chuan

#02-03 New Tech Park

Singapore 556741

www.sabana-reit.com

Tel: +65 6580 7750

Fax: +65 6280 4700

For enquiries, please contact:

Ms Dianne Tan Mr Ong Chor Hao

Sabana Real Estate Investment Management Pte. Ltd. WATATAWA Consulting

Tel: +65 6580 7857 Tel: +65 9627 2674

Email: [email protected] Email: [email protected]

Ms Hoong Huifang

WATATAWA Consulting

Tel: +65 9128 0762

Email: [email protected]

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Agenda

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Distribution period DPU (cents)

1 July 2019 to 30 September 2019 0.78

Distribution Timetable

Last date that the Units are quoted on a “cum”- distribution basis Thursday, 31 October 2019

Ex-date Friday, 1 November 2019

Books closure date Monday, 4 November 2019

Distribution payment date Thursday, 28 November 2019

Appendix: Distribution Details

Sabana REIT Code: M1GU

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Appendix: Non-Shari’ah Compliant Income

Sabana REIT distributes its non-Shari’ah compliant income on a quarterly basis as assessed, to various charitable causes.

Details on the contribution and beneficiary for 3Q 2019 as follows:

Organisation: SG Enabled Ltd - Mediacorp Enable Fund

Purpose: Sabana REIT’s 3Q 2019 non-Shari’ah income amounting toS$1,347 will be directed to support people with disabilities. The fundaims to help build a society where people with disabilities are recognisedfor their abilities and lead full, socially integrated lives.

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3q 2019 presentation · this presentation shall be read in conjunction with the financial...

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